Inheritance & Succession
When a foreign owner passes away with property in Türkiye, the estate is handled under Turkish rules. We guide heirs through the certificate of inheritance, the transfer of assets and any dispute, often without you needing to travel.
Inheritance of assets situated in Türkiye
When a person who owns assets in Türkiye passes away, immovable property located in the country is dealt with under Turkish law, as the law of the place where the property is situated. Movable assets and the position of foreign heirs can involve cross-border elements. This frequently arises for foreign-owned homes in Bodrum, Fethiye, Marmaris, Datça and Göcek.
The certificate of inheritance
Heirs first obtain a certificate of inheritance (veraset ilamı), issued by a notary or, where required, by the civil court of peace (Sulh Hukuk Mahkemesi). It identifies the heirs and their shares. Foreign documents such as the death certificate and family records often require apostille and sworn translation.
Transfer, reserved shares and tax
Once the heirs are established, immovable property and other assets are transferred into their names at the Land Registry and the relevant institutions. Turkish law provides reserved shares (saklı pay) for certain close heirs, which can affect how an estate is distributed. An inheritance and transfer tax (veraset ve intikal vergisi) declaration is made; as rates and allowances change, current figures should be confirmed.
Disputes and acting from abroad
Where heirs disagree, or where property is jointly held, partition and related proceedings may be needed. Heirs abroad can usually be represented through a power of attorney, so travel is often not required. Procedures and tax change over time; for a particular estate, please contact the office.
How we help
- 01
Obtaining the certificate of inheritance (veraset ilamı) for foreign heirs.
- 02
Transfer of property and bank assets into the heirs' names.
- 03
Advice on applicable law and the reserved-share rules that affect foreign estates.
- 04
Representation in inheritance disputes and partition of jointly inherited property.
FAQ
- Can foreigners inherit property in Türkiye?
- Yes. Foreign heirs may inherit immovable property situated in Türkiye, which is handled under Turkish succession rules. A certificate of inheritance is obtained before the assets are transferred.
- Which law applies to a foreigner's estate in Türkiye?
- Immovable property located in Türkiye is generally governed by Turkish law. Other elements, such as movable assets, can involve cross-border considerations.
- What is a certificate of inheritance (veraset ilamı)?
- It is the document that identifies the heirs and their shares, issued by a notary or the civil court of peace. It is the basis for transferring the estate.
- Is a foreign will valid in Türkiye?
- A foreign will may be taken into account subject to conditions, but Turkish reserved-share rules can still apply to property situated in Türkiye. Each will should be assessed individually.
- What are reserved shares (saklı pay)?
- Turkish law guarantees a minimum portion of the estate to certain close heirs, which can limit how freely an estate may be distributed.
- Do I have to travel to Türkiye for an inheritance matter?
- Often not. Heirs abroad can usually be represented through a power of attorney to complete the certificate and transfers.
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